167-169 Main St · Dupont, PA 18641

$259,900

6 bd · 2.0 ba · 2,240 sqft · MultiFamily public records · 4 Days on market

Built 1930 5,662 sqft lot Est $179k · 45% over

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Prop. .? Owner Occupy one. . Rent the other? This 2 Unit Side by Side with all Separate Utilities is clean and ready for it's next Owner! New Siding & Owens Corning Roof totally redone in 2019! W/ H's 2020 & 2026EACH HAS: 3 beds 1 Bath with updated Kitchens w/ Appliances and Bathrooms and @ 1,250 sq foot of living on each! Washer and Dryer Hookups for each! Ready to make or save money?

Key facts

• Separate utilities
• New siding
• Owens corning roof

Tags

• NEW SIDING
• OWENS CORNING ROOF
• UPDATED KITCHENS
• UPDATED BATHROOMS
• WASHER AND DRYER HOOKUPS
• SEPARATE UTILITIES

Property features AI

Finance

• Financial info: Property type: Residential Income (multi-family); Two total units

Exterior

• Parking: Off-street parking; Two open parking spaces
• Utilities: Public water; Public sewer; Electricity connected (200 amp or less); Sewer connected; Water connected; Electricity connected
• Home design: Residential income property (multi-family); Updated/remodeled condition; Two units (left and right), each with kitchen, dining room and living room
• Construction: Vinyl siding; Shingle roof; Built in 1930 (estimated)
• Exterior features: Front porch; No fencing; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Refrigerator; Oven; Microwave
• Bedrooms: Six bedrooms total (three in the left unit, three in the right unit)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Electric heating; Oil heating; Ceiling fan(s)
• Interior features: Basement with concrete foundation; Dehumidifier
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

Location & tenants

• Location reads 69/100 on livability (#858 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $260k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $179,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 235 Elm St	0.38mi	6/2.0	2,268 (+1%)	2mo	$140,000	$62	78
109 Holden St	0.06mi	5/2.0 (-1)	2,508 (+12%)	16mo	$200,000	$80	59
190-192 Main St	0.40mi	6/2.0	2,124 (-5%)	24mo	$170,000	$80	53
218 220 Lehigh St	0.62mi	6/2.0	2,485 (+11%)	21mo	$240,000	$97	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-23,777
• Equity at exit: $38,752

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,425
• Equity at exit: $22,471

Cash invested: $72,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18641

• Home prices YoY: -12.4%
• Active inventory: 28
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,927 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $285

Break-even live

Break-even rent $2,566

Max offer price $259,900

Occupancy floor 85%

Sensitivity live

Price	-10% $432	-5% $359	+0% $285	+5% $211	+10% $138
Rent	-10% $54	-5% $169	+0% $285	+5% $401	+10% $516
Rate	-1.0pp $416	-0.5pp $351	base $285	+0.5pp $218	+1.0pp $149

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,928
Total (2 units)			$2,927

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-15
   status $259,900 Pending 4 DOM
2. 2026-06-15
   days on market $259,900 Active 4 DOM
3. 2026-06-14
   remarks 515-char remark
4. 2026-06-14
   days on market $259,900 Active 2 DOM
5. 2026-06-13
   remarks 421-char remark
6. 2026-06-13
   listed $259,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,555 · $130/mo
• Projected year-2 tax: $2,831 · $236/mo
• Expected delta: +$1,276/yr (+$106/mo · 82.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,124
• − Mortgage interest: −$14,558
• − Property taxes: −$1,555
• − Insurance: −$6,418
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$7,561
• Taxable loss: −$588
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $3,561/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Dupont

• Score: 69/100
• State rank: #858
• US rank: #8997

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dupont, PA
• Population (ZIP): 6,385

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 30% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.02%
• Current HPI: 212.4694
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+356.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $259,900 LCAR
• 2026-06-10 Listed $259,900 GSBR as distributed by MLS GRID
• 2008-03-20 Sold (Public Records) $57,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,555 · +2.0% YoY. Source: county tax records.